ITEM8 C15-2022-0071 ADV PACKET

Board of Adjustment – Oct. 10, 2022

ITEM8 C15-2022-0071 ADV PACKET — original pdf

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BOA GENERAL REVIEW COVERSHEET CASE: C15-2022-0071 BOA DATE: October 10th, 2022 ADDRESS: 2311 Lafayette Ave OWNER: Daniel Mitchell COUNCIL DISTRICT: 9 AGENT: Micah King (Husch Blackwell LLP) ZONING: SF-3-NP (Upper Boggy Creek) LEGAL DESCRIPTION: LOT 8 BLK 1 OLT 27-28&31 DIV C NOWLIN HEIGHTS VARIANCE REQUEST: a) increase the total square footage of a Secondary Dwelling unit from the lesser of 1,100 sq. ft. or 0.15 FAR to 1,452 sq. ft. and b) increase the second floor square footage from 550 sq. ft. to 756 sq. ft. SUMMARY: erect Secondary Dwelling Unit ISSUES: narrow width of lot, 24 inch Heritage tree and critical root zones ZONING LAND USES Site North South East West SF-3-NP SF-3-NP SF-3-NP SF-3-NP SF-3-NP Single-Family Single-Family Single-Family Single-Family Single-Family NEIGHBORHOOD ORGANIZATIONS: Austin Independent School District Austin Lost and Found Pets Austin Neighborhoods Council Cherrywood Neighborhood Assn. Concordia Neighborhood Association Del Valle Community Coalition Friends of Austin Neighborhoods Homeless Neighborhood Association Neighborhood Empowerment Foundation Neighbors United for Progress Preservation Austin SELTexas Sierra Club, Austin Regional Group Upper Boggy Creek Neighborhood Planning Team ITEM8/1September 28, 2022 Micah King 111 Congress Ave, Ste. 1400 Austin, TX 78701 Re: C15-2022-0071 Dear Micah, Property Description: LOT 8 BLK 1 OLT 27-28&31 DIV C NOWLIN HEIGHTS Austin Energy (AE) has reviewed your application for the above referenced property, requesting that the Board of Adjustment consider variance requests from LDC Sections 25-2-774(C)(5)(a) and 25-2-774(C)(5)(b) at 2311 Lafayette Ave. Austin Energy does not oppose the request, provided that any proposed or existing improvements follow Austin Energy’s Clearance & Safety Criteria, the National Electric Safety Code, and OSHA requirements. Any removal or relocation of existing facilities will be at the owner’s/applicant’s expense. Please use this link to be advised of our clearance and safety requirements which are additional conditions of the above review action: https://library.municode.com/tx/austin/codes/utilities_criteria_manual?nodeId=S1AUENDECR_1 .10.0CLSARE If you require further information or have any questions regarding the above comments, please contact our office. Thank you for contacting Austin Energy. Cody Shook, Planner II Austin Energy Public Involvement | Real Estate Services 2500 Montopolis Drive Austin, TX 78741 (512) 322-6881 Cody.Shook@austinenergy.com ITEM8/2Micah J. King 111 Congress Avenue, Suite 1400 Austin, Texas 78701 Direct: 512.370.3468 August 31, 2022 The Board of Adjustment c/o Elaine Ramirez Planner Senior and Board of Adjustment Liaison City of Austin Development Services Department 6310 Wilhelmina Delco Drive Austin, Texas 78752 RE:(cid:3) Variance Request for Property Located at 2311 Lafayette Avenue (the “Property”) Dear Elaine: Please accept the attached variance request.(cid:3)whose approval would (i) facilitate the replacement of an(cid:3)existing, non-complying secondary unit(cid:3)with safe new housing, (ii)(cid:3)eliminate(cid:3)the existing rear unit’s(cid:3)setback encroachments, and (iii) facilitate the preservation of(cid:3)the front(cid:3)house, which was(cid:3) constructed in 1948(cid:3)and which contributes to the neighborhood’s unique character. The proposed replacement unit would(cid:3) comply with all setback(cid:3) and cover limits(cid:3) and we are only requesting(cid:3) variances from: § 25-2-774(C)(5)(a), to increase the maximum size of the secondary unit from the lesser of 1,100 sq. ft. or 0.15 FAR (required) to 1,452 sq. ft. (requested); and § 25-2-774(C)(5)(b), to increase the maximum size on the second story of the secondary unit from 550 sq. ft. (required) to 756 sq. ft. (requested). The variance is needed because the existing units are insufficient to meet the needs for safe, sound, and adequate living and home office space as the rear unit is a non-complying structure and has long been beyond what makes sense to repair, and the front house (which has only 948 sq. ft. of conditioned space) should be maintained to help preserve the area’s character (which is an area in which the original homes are being replaced with large, out-of-character homes) and the front house cannot be simply expanded in a meaningful way (i) to the front due to the front setback requirement, (ii) to the rear due to a Heritage Tree, ¼ and ½ Critical Root Zones (“CRZs”), and 10' separation requirements, or (iii) to the side due to the driveway, which provides the only possible accessible route to the rear unit. The existing rear unit is a noncomplying structure because it is 1,168 sq. ft., and so there is decades- long, on-site precedent for a larger ADU than is allowed under current Code. The proposed replacement structure would be 1,452 sq. ft., and so approval would result in an ADU that is only 284 sq. ft. larger than the existing rear unit. A benefit of approval is that it would result in the the HB: 4837-0117-9511.2 ITEM8/3Elaine Ramirez August 31, 2022 Page 2 replacement of the rear unit with a structure that is compliant with the minimum side and rear setback requirements, which the existing rear unit currently violates. Approval would also be consistent with City Council policy objectives. For example, in Resolution No. 20211209-064, Council resolved to initiate a Code amendment to permit ADUs on property zoned SF-1 and SF-2 with the substantial preservation of an existing single-family dwelling. While the subject Property is zoned SF-3, the resolution demonstrates Council’s desire to incentivize the preservation of existing single-family dwellings, as we are proposing. Approval would also be consistent with Resolution No. 20220609-062, in which Council resolved to initiate a Code amendment to regulate ADUs as an accessory use to a primary residential use (if such a Code amendment were ever approved without added restrictions, then under § 25-2-892 (which provides that, “The regulations applicable to a principal use apply to an accessory use”), then the requested variances would not even be necessary; alas, as history has shown, we cannot just wait on potential future code amendments, the ultimate contours of which are unknown, and so we respectfully request the Board’s support to achieve the following benefits that Council sought to achieve in the above-referenced resolution: “ADUs provide housing units compatible with existing neighborhoods and add affordable housing options in neighborhoods throughout the City.” “ADUs can be used as a tool to support homeowners as they age in place and provides options to help homeowners afford their existing homes.” Sincerely, Micah King Exhibits: A. Variance Application B. Property Location Map C. Survey D. Architectural Plans E. Site Calculations F. Site Photos G. Aerial View of Adjacent Lots HB: 4837-0117-9511.2 ITEM8/4Exhibit A: Variance Application ITEM8/5updated 9/15/22 CITY OF AUSTIN Development Services Department (cid:51)(cid:72)(cid:85)(cid:80)(cid:76)(cid:87)(cid:87)(cid:76)(cid:81)(cid:74)(cid:3)(cid:9)(cid:3)(cid:39)(cid:72)(cid:89)(cid:72)(cid:79)(cid:82)(cid:83)(cid:80)(cid:72)(cid:81)(cid:87)(cid:3)(cid:38)(cid:72)(cid:81)(cid:87)(cid:72)(cid:85) (cid:51)(cid:75)(cid:82)(cid:81)(cid:72)(cid:29)(cid:3)(cid:24)(cid:20)(cid:21)(cid:17)(cid:28)(cid:26)(cid:27)(cid:17)(cid:23)(cid:19)(cid:19)(cid:19)(cid:3) (cid:25)(cid:22)(cid:20)(cid:19)(cid:3)(cid:58)(cid:76)(cid:79)(cid:75)(cid:72)(cid:79)(cid:80)(cid:76)(cid:81)(cid:68)(cid:3)(cid:39)(cid:72)(cid:79)(cid:70)(cid:82)(cid:3)(cid:39)(cid:85)(cid:15)(cid:3)(cid:36)(cid:88)(cid:86)(cid:87)(cid:76)(cid:81)(cid:15)(cid:3)(cid:55)(cid:72)(cid:91)(cid:68)(cid:86)(cid:3)(cid:26)(cid:27)(cid:26)(cid:24)(cid:21) Board of Adjustment General/Parking Variance Application WARNING: Filing of this appeal stops all affected construction activity. 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please complete Section (cid:25) as needed.(cid:3)(cid:36)(cid:79)(cid:79)(cid:3)(cid:76)(cid:81)(cid:73)(cid:82)(cid:85)(cid:80)(cid:68)(cid:87)(cid:76)(cid:82)(cid:81)(cid:3)(cid:76)(cid:86)(cid:3)(cid:85)(cid:72)(cid:84)(cid:88)(cid:76)(cid:85)(cid:72)(cid:71)(cid:3)(cid:11)(cid:76)(cid:73)(cid:3)(cid:68)(cid:83)(cid:83)(cid:79)(cid:76)(cid:70)(cid:68)(cid:69)(cid:79)(cid:72)(cid:12)(cid:17)(cid:3) For Office Use Only (cid:38)(cid:68)(cid:86)(cid:72)(cid:3)(cid:6)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3)(cid:3)(cid:53)(cid:50)(cid:58)(cid:3)(cid:6)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3)(cid:3)(cid:55)(cid:68)(cid:91)(cid:3)(cid:6)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) 13012898 0213100205 C15-2022-0071 Section 1: Applicant Statement (cid:54)(cid:87)(cid:85)(cid:72)(cid:72)(cid:87)(cid:3)(cid:36)(cid:71)(cid:71)(cid:85)(cid:72)(cid:86)(cid:86)(cid:29)(cid:3)(cid:3) (cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) 2311 Lafayette Avenue, Austin, TX 78722 (cid:54)(cid:88)(cid:69)(cid:71)(cid:76)(cid:89)(cid:76)(cid:86)(cid:76)(cid:82)(cid:81)(cid:3)(cid:47)(cid:72)(cid:74)(cid:68)(cid:79)(cid:3)(cid:39)(cid:72)(cid:86)(cid:70)(cid:85)(cid:76)(cid:83)(cid:87)(cid:76)(cid:82)(cid:81)(cid:29)(cid:3) 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(cid:39)(cid:76)(cid:89)(cid:76)(cid:86)(cid:76)(cid:82)(cid:81)(cid:29)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) 27, 28, and 31 C (cid:61)(cid:82)(cid:81)(cid:76)(cid:81)(cid:74)(cid:3)(cid:39)(cid:76)(cid:86)(cid:87)(cid:85)(cid:76)(cid:70)(cid:87)(cid:29)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) Council District: 9 (Upper Boggy Creek) SF-3-NP (cid:44)(cid:18)(cid:58)(cid:72)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) (cid:3)(cid:82)(cid:81)(cid:3)(cid:69)(cid:72)(cid:75)(cid:68)(cid:79)(cid:73)(cid:3)(cid:82)(cid:73)(cid:3)(cid:80)(cid:92)(cid:86)(cid:72)(cid:79)(cid:73)(cid:18)(cid:82)(cid:88)(cid:85)(cid:86)(cid:72)(cid:79)(cid:89)(cid:72)(cid:86)(cid:3)(cid:68)(cid:86)(cid:3) Micah King (Husch Blackwell LLP) (cid:68)(cid:88)(cid:87)(cid:75)(cid:82)(cid:85)(cid:76)(cid:93)(cid:72)(cid:71)(cid:3)(cid:68)(cid:74)(cid:72)(cid:81)(cid:87)(cid:3)(cid:73)(cid:82)(cid:85)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) (cid:3)(cid:68)(cid:73)(cid:73)(cid:76)(cid:85)(cid:80)(cid:3)(cid:87)(cid:75)(cid:68)(cid:87)(cid:3)(cid:82)(cid:81)(cid:3) Daniel Mitchell (cid:48)(cid:82)(cid:81)(cid:87)(cid:75)(cid:3)(cid:3) August (cid:15)(cid:3)(cid:39)(cid:68)(cid:92)(cid:3) 31 (cid:15)(cid:3)(cid:60)(cid:72)(cid:68)(cid:85)(cid:3) 2022 (cid:15)(cid:3)(cid:75)(cid:72)(cid:85)(cid:72)(cid:69)(cid:92)(cid:3)(cid:68)(cid:83)(cid:83)(cid:79)(cid:92)(cid:3)(cid:73)(cid:82)(cid:85)(cid:3)(cid:68)(cid:3)(cid:75)(cid:72)(cid:68)(cid:85)(cid:76)(cid:81)(cid:74)(cid:3)(cid:69)(cid:72)(cid:73)(cid:82)(cid:85)(cid:72)(cid:3)(cid:87)(cid:75)(cid:72)(cid:3) (cid:37)(cid:82)(cid:68)(cid:85)(cid:71)(cid:3)(cid:82)(cid:73)(cid:3)(cid:36)(cid:71)(cid:77)(cid:88)(cid:86)(cid:87)(cid:80)(cid:72)(cid:81)(cid:87)(cid:3)(cid:73)(cid:82)(cid:85)(cid:3)(cid:70)(cid:82)(cid:81)(cid:86)(cid:76)(cid:71)(cid:72)(cid:85)(cid:68)(cid:87)(cid:76)(cid:82)(cid:81)(cid:3)(cid:87)(cid:82)(cid:3)(cid:11)(cid:86)(cid:72)(cid:79)(cid:72)(cid:70)(cid:87)(cid:3)(cid:68)(cid:83)(cid:83)(cid:85)(cid:82)(cid:83)(cid:85)(cid:76)(cid:68)(cid:87)(cid:72)(cid:3)(cid:82)(cid:83)(cid:87)(cid:76)(cid:82)(cid:81)(cid:3)(cid:69)(cid:72)(cid:79)(cid:82)(cid:90)(cid:12)(cid:29)(cid:3) (cid:40)(cid:85)(cid:72)(cid:70)(cid:87)(cid:3) (cid:36)(cid:87)(cid:87)(cid:68)(cid:70)(cid:75)(cid:3) (cid:38)(cid:82)(cid:80)(cid:83)(cid:79)(cid:72)(cid:87)(cid:72)(cid:3) (cid:53)(cid:72)(cid:80)(cid:82)(cid:71)(cid:72)(cid:79)(cid:3) (cid:48)(cid:68)(cid:76)(cid:81)(cid:87)(cid:68)(cid:76)(cid:81)(cid:3) (cid:50)(cid:87)(cid:75)(cid:72)(cid:85)(cid:29)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) (cid:55)(cid:92)(cid:83)(cid:72)(cid:3)(cid:82)(cid:73)(cid:3)(cid:54)(cid:87)(cid:85)(cid:88)(cid:70)(cid:87)(cid:88)(cid:85)(cid:72)(cid:29)(cid:3)(cid:3)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:66)(cid:3) Replacement of non-complying secondary residential structure. (cid:38)(cid:76)(cid:87)(cid:92)(cid:3)(cid:82)(cid:73)(cid:3)(cid:36)(cid:88)(cid:86)(cid:87)(cid:76)(cid:81)(cid:3)(cid:95)(cid:3)(cid:37)(cid:82)(cid:68)(cid:85)(cid:71)(cid:3)(cid:82)(cid:73)(cid:3)(cid:36)(cid:71)(cid:77)(cid:88)(cid:86)(cid:87)(cid:80)(cid:72)(cid:81)(cid:87)(cid:3)(cid:42)(cid:72)(cid:81)(cid:72)(cid:85)(cid:68)(cid:79)(cid:18)(cid:51)(cid:68)(cid:85)(cid:78)(cid:76)(cid:81)(cid:74)(cid:3)(cid:57)(cid:68)(cid:85)(cid:76)(cid:68)(cid:81)(cid:70)(cid:72)(cid:3)(cid:36)(cid:83)(cid:83)(cid:79)(cid:76)(cid:70)(cid:68)(cid:87)(cid:76)(cid:82)(cid:81)(cid:3) (cid:19)(cid:25)(cid:18)(cid:21)(cid:23)(cid:18)(cid:21)(cid:19)(cid:21)(cid:20)(cid:3)(cid:95)(cid:3)(cid:51)(cid:68)(cid:74)(cid:72)(cid:3)(cid:23)(cid:3)(cid:82)(cid:73)(cid:3)(cid:27)(cid:3) ITEM8/6 Portion of the City of Austin Land Development Code applicant is seeking a variance from: ____________________________________________________________________________ (A) LDC § 25-2-774(C)(5)(a), to increase the maximum size of a secondary unit from the lesser ____________________________________________________________________________ of 1,100 sq. ft. or 0.15 FAR (required) to 1,452 sq. ft. (requested); and ____________________________________________________________________________ (B) LDC § 25-2-774(C)(5)(b), to increase the maximum size on the second story of a secondary ____________________________________________________________________________ unit from 550 sq. ft. (required) to 756 sq. ft. (requested). Section 2: Variance Findings The Board must determine the existence of, sufficiency of, and weight of evidence supporting the findings described below. Therefore, you must complete each of the applicable Findings Statements as part of your application. Failure to do so may result in your application being rejected as incomplete. Please attach any additional supporting documents. NOTE: The Board cannot grant a variance that would provide the applicant with a special privilege not enjoyed by others similarly situated or potentially similarly situated. I contend that my entitlement to the requested variance is based on the following findings: Reasonable Use The zoning regulations applicable to the property do not allow for a reasonable use because: ____________________________________________________________________________ The regulations unreasonably constrain the ability of the owner to have adequate, safe housing ____________________________________________________________________________ to meet their needs without demolishing and replacing the existing front house, which was ____________________________________________________________________________ constructed in 1948. Both existing houses are small and in a declining state, the rear unit has ____________________________________________________________________________ long been in such a poor state that (cid:85)(cid:72)(cid:75)(cid:68)(cid:69)(cid:76)(cid:79)(cid:76)(cid:87)(cid:68)(cid:87)(cid:76)(cid:82)(cid:81) makes no sense, and there is no way to have ____________________________________________________________________________ an updated house with adequate space for the owner and a home office without demolishing ____________________________________________________________________________ the front house, which would be contrary to the City Council's policy objective of leveraging ____________________________________________________________________________ ADU regulations to incentivize the preservation of primary single-family dwellings. Hardship a) The hardship for which the variance is requested is unique to the property in that: ____________________________________________________________________________ The hardship is unique to the property because it has two very old structures that are both ____________________________________________________________________________ legally noncomplying, a 3-story multifamily building is immediately to the rear of the property, ____________________________________________________________________________ and options for where to provide safe, adequate, new housing that will help the owner remain in ____________________________________________________________________________ place are constrained by the narrow width of the lot combined with the locations of the houses ____________________________________________________________________________ in relation to the required setbacks, driveway, 24" Heritage Tree, and Critical Root Zones. b) The hardship is not general to the area in which the property is located because: ____________________________________________________________________________ The hardship is not general to the area because many nearby front houses have expanded in ____________________________________________________________________________ size or have room to expand without the buildable space being squeezed between a 25' front ____________________________________________________________________________ setback and a 24'' Heritage Tree, or the original houses have been demolished. As such, for ____________________________________________________________________________ many nearby properties, there is no hardship or, if there was a hardship, it is no longer general to the area because the owner scraped the lot and built a new house larger than is requested. ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 0(cid:25)/(cid:21)(cid:23)/20(cid:21)(cid:20) | Page 5 of 8 ITEM8/7 Area Character The variance will not alter the character of the area adjacent to the property, will not impair the use of adjacent conforming property, and will not impair the purpose of the regulations of the zoning district in which the property is located because: ____________________________________________________________________________ The variance will not alter the area’s character as the rear unit is already non-complying due to ____________________________________________________________________________ its size and the property backs up to a 3-story apartment building, which looms over the unit. ____________________________________________________________________________ Approval would only enhance character by helping meet housing needs while helping to ____________________________________________________________________________ preserve the front house, which is a prime example of original architecture in the neighborhood, ____________________________________________________________________________ and will result in a new rear unit that advances the purpose of the zoning regulations by ____________________________________________________________________________ eliminating encroachments and benefiting adjacent neighbors with new open space. Parking (additional criteria for parking variances only) Request for a parking variance requires the Board to make additional findings. The Board may grant a variance to a regulation prescribed in the City of Austin Land Development Code Chapter 25-6, Appendix A with respect to the number of off-street parking spaces or loading facilities required if it makes findings of fact that the following additional circumstances also apply: 1. Neither present nor anticipated future traffic volumes generated by the use of the site or the uses of sites in the vicinity reasonably require strict or literal interpretation and enforcement of the specific regulation because: ____________________________________________________________________________ N/A ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 2. The granting of this variance will not result in the parking or loading of vehicles on public streets in such a manner as to interfere with the free flow of traffic of the streets because: ____________________________________________________________________________ N/A ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 3. The granting of this variance will not create a safety hazard or any other condition inconsistent with the objectives of this Ordinance because: ____________________________________________________________________________ N/A ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ 4. The variance will run with the use or uses to which it pertains and shall not run with the site because: ____________________________________________________________________________ N/A ____________________________________________________________________________ ____________________________________________________________________________ ____________________________________________________________________________ City of Austin | Board of Adjustment General/Parking Variance Application 0(cid:25)/(cid:21)(cid:23)/20(cid:21)(cid:20) | Page 6 of 8 ITEM8/8ITEM8/9Exhibit B: Property Location Map ITEM8/10Exhibit C: Survey ITEM8/11NOTE: survey has been reduced to fit on 8.5" x11" paper ITEM8/12Exhibit (cid:39): Architectural Plans ITEM8/13' 8 0 . 0 2 1 E " 0 0 7 2 ° 0 6 S ' #125 K C A B T E S D R A Y E D S I ' 5 this site plan concept shows 25% coverage in full CRZ of protected pecan tree S 29°33'00" W 50.06' 10' REARYARD SETBACK 6 0 4 PROPOSED 2-STORY ADU slab foundation attached 1-car carport covered porch / 2nd floor overhang P R O T E C T E 24" D T R P E C E E A N " 7 - ' 1 2 ± r e p i . n m " 0 - ' 0 1 ) a ( ) 2 ( ) C ( 4 7 7 - 2 - 5 2 C D L G uncovered stoop & steps U E U E E E #103 #104 ' 6 0 . 0 2 1 W ' " 0 0 7 2 ° 0 6 N 6 0 5 #65 K C A B T E S D R A Y E D S I ' 5 #113 #112 #58 #59 #60 #61 25' FRONTYARD SETBACK covered front porch O E 6 0 6 OE N 29°31'16" E 50.11' Lafayette Avenue EXISTING 1-STORY HOUSE to remain as-is pier & beam foundation new electric meter trench underground to proposed ADU existing electric meter 0 10 20 30 FT 2311 Lafayette Avenue SITE PLAN CONCEPT FOR BOARD OF ADJUSTMENT REVIEW ONLY 08.02.2022 HEIDI GOEBEL ARCHITECT ph. 512.454.9884 heidigoebel@sbcglobal.net ITEM8/14Exhibit (cid:40): Site Calculations ITEM8/152311 Lafayette Avenue zoning: SF-3 - NP [Cherrywood] legal description: Lot 8, Block 1, Outlot 27 - 28 & 31, Division C, Nowlin Heights [vol. 32, page 237] tax ID: 205223 geographic ID: 0213100205 lot size: 6,010 parking requirement: 2 spaces [site is in area of reduced parking] site calculations existing to be removed proposed EXISTING HOUSE 1-story house: covered front porch: front porch steps: uncovered rear stoop & steps: AC pad: driveway strips: EXISTING ADU ground floor: 2nd floor: uncovered wood stair: uncovered concrete: 948 64 20 30 9 100 612 556 60 640 (100) (612) (556) (60) (640) PROPOSED ADU ground floor: covered porch / second floor overhang: 2nd floor: attached 1-car carport: AC pad: driveway strips: building coverage allowable building coverage: 2,404 sf impervious coverage allowable impervious cover: 2,704 sf gross floor area allowable gross floor area: 2,404sf 1624 (27.02%) 1968 (32.75%) 2483 (41.31%) 2588 (43.06%) 2116 (35.21%) 2400 (39.93%) 948 [counted toward FAR calculation] 64 [exempted from FAR calculation] 20 30 9 696 [counted toward FAR calculation] 60 [exempted from FAR calculation] 756 [counted toward FAR calculation] 200 [exempted from FAR calculation] 9 552 08.02.2022 ITEM8/16Exhibit F: Site Photos ITEM8/17Photo of the Front House (To Be Preserved) ITEM8/18Photo of the Front House and Driveway (Which Provides Access to the Rear Unit) ITEM8/19Photo of the Rear Unit to Be Replaced (Which Currently Violates the Side and Rear Setbacks) ITEM8/20Photo of the Rear Unit With the 3-Story Apartment Building Immediately to the Rear ITEM8/21Photo of the Rear Unit With the 3-Story Apartment Building Immediately to the Rear ITEM8/22Photo of the Rear Unit With the 3-Story Apartment Building Immediately to the Rear ITEM8/23Photo of the Front House to the Left And the Rear Unit to the Right Showing the Limited Space for Horizontal Expansion Due to the Heritage Tree, Critical Root Zone, Separation Requirements, and Lot Width ITEM8/24Exhibit G: Aerial View of Adjacent Lots ITEM8/25